The DeLeon Insight November 2017 by DeLeon Realty

THE DELEON INSIGHT Silicon Valley Real Estate SEPTEMBER NOVEMBER 2017

L A A IZ C AL I H C LOEC

O N

• FLOORPLAN FLAWS

YOUR CREDIT SCORE •

• OPEN HOUSE

PALO ALTO PARKS •

• FIND YOUR OWN VOICE IN DESIGN • NEIGHBORHOOD SPOTLIGHTS:

SELL OR LEAVE HOME TO HEIRS • DELEON TEAM RETURNS TO CHINA •

CRESCENT PARK, GREEN ACRES DELEO N INSIGHT | NOVEMBER www.DELEONREALTY.com

MODERN DESIGN PRINCIPLES • 2017

MARKET TRENDS Average Sales Price

Average sales price for single-family homes from 01/2016 to 09/2016 compared to 01/2017 to 09/2017.

01/2016 -09/2016

01/2017 - 09/2017

Price/Square Foot Ratio

Price per square foot ratio for single-family homes from 01/2016 to 09/2016 compared to 01/2017 to 09/2017.

01/2016 -09/2016

01/2017 - 09/2017

Data gathered from the Multiple Listing Service on 10/05/2017

NOVEMBER 2017

DELEON INSIGHT

D e L e o n , T h e To p R e a l E s t a t e Te a m I n C a l i f o r n i a

C re a t e d Fo r Yo ur S u c c e ss

“Michael took over our home listing after our property had been on the market for a year with a different agent. Michael Repka and the DeLeon Team left no stone unturned when it came to our home, focusing on every detail, creating renewed excitement, and ultimately converting us into very satisfied clients—or rather, elated members of the DeLeon family. …My respect for Michael’s real estate acumen runs so deep that I recently turned to him for help and advice on another transaction I am involved with in Los Angeles…I am hard-pressed to think of other individuals who would be so generous with their time and talents simply to help a prior client out of the kindness of their heart. Michael Repka is truly one in a million. I send the deepest of thanks to Michael and the entire DeLeon Team!”

—Los Altos Hills Resident

L e t M i c h a e l R e p k a a n d t h e D e L e o n Te a m transform your listing experience.

CALL 650.900.7000

DELEON INSIGHT Re a l E st a t e – L ifest yl e – K nowledge

FEATURES

FOUNDER

CEO & GENERAL COUNSEL PUBLISHER EDITOR

6 FLOORPLAN FLAWS

BRAND MANAGER

SR. GRAPHIC DESIGNER

11 LOW-INVENTORY MARKETS

PHOTOGRAPHER

MARKETING SPECIALIST

CHINESE MARKETING SPECIALIST

12 WHY OPEN HOUSES

DIGITAL MARKETING SPECIALIST COPYWRITER

ARE USEFUL

CONTRIBUTING WRITERS

13 FINDING YOUR OWN VOICE IN DESIGN 14 YOUR CREDIT SCORE NEIGHBORHOOD SPOTLIGHTS 8 CRESCENT PARK 17 GREEN ACRES 16 PALO ALTO PARKS

Ken DeLeon Michael Repka Miguel Erkelens Seth Faulk Shasta Krasniewicz Charles Sanchez Anthony Halawa MyMy Trieu Melanie Yu Mike Ran Sarah Last Ken DeLeon Michael Repka Sarah Last Leah Li Lauryn Varum Alex Seroff Adrian Tan Huy Vu

OUR OFFICES ARE LOCATED AT:

18 SELL OR LEAVE HOME TO HEIRS

1717 EMBARCADERO ROAD - PALO ALTO, CA 94303 WE CAN BE REACHED:

20 DELEON TEAM RETURNS TO CHINA FOR LUXURY HOME SHOWCASE

FOR GENERAL INFORMATION: ON THE WEB:

650 .9 0 0 .7 0 0 0 w w w.D E L EO N REALTY.com

22 MODERN DESIGN PRINCIPLES Cont act Ken D eL eon for exceptiona l buyi n g opport un i t i es at 650 .54 3. 850 1

34 SUCCESS STORIES 36 MARKET CONDITIONS

To learn about our Plat i num packages and inc re dib le lis ting

40 COMMUNITY CALENDAR

serv i ces for sellers, cont act Mi chael Rep ka at 650. 900. 7000

NOVEMBER 2017

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FULL

SPECIALIZATION TAKING YOUR DREAMS AND MAKING THEM REALITY

INTRODUCINGTHE THE DELEON BUYER TEAM INTRODUCING DELEON BUYER TEAM,

THE PINNACLE PINICAL OF ESTATESPECIALIZATION SPECIALIZATION THE OF REAL REAL ESTATE As head of DeLeon’s buyer team, Ken has assembled a salaried, specialized team to help him deliver the new pinnacle of real estate service to his buyers.

K e n a n d t h e D e L e o n Te a m w i l l

Buying the right home will be one of the largest financial decisions of your life. Shouldn’t you work with the very best?

transform your buying experience. CA L Ll 650.543.8501 650.900.7000 Cal

*Per rankings released by Wall Street Journal/REAL Trends in 2012

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NOVEMBER 2017

AV O I D I N G F L O O R P L A N F L AW S BY: KEN DELEON |

here is nothing more exciting than the idea of building your own custom home. This project can be both very fulfilling and also an excellent investment of your time and money. BENEFITS OF BUILDING In prime Silicon Valley neighborhoods like West Atherton, buyers can potentially save $5 million by building a large home themselves versus buying one from a speculation builder seeking a large profit. The money saved on the purchase translates into perpetual savings because the county taxes property based on the

total cost of the land plus construction costs, not the much higher market value of the finished home. So, in addition to the $5 million of initial savings, savvy buyerbuilders could have their annual property tax bills reduced by $57,500 (based upon the average annual property tax rate of 1.15 percent) for the entire duration of their ownership. POTENTIAL FOR DISASTER However, while building your own dream home may be good in theory, the process can go terribly wrong. I have seen frustrated clients double both their construction cost and completion time by

FOUNDER

making seemingly “small” changes once the process had begun. When building a custom home for the first time, missteps and redirection can unfortunately become the norm. To help my clients enjoy the financial and emotional benefits that come from efficiently building their family dream homes, I provide step-by-step guidance throughout the process to avoid innocent yet costly mistakes. THE BIGGEST CULPRITS The most notorious of these errors are floorplan flaws. These are often some of the most expensive missteps and the hardest to repair. However, we can easily address them if caught early. A custom home is typically of higher quality than homes built for speculation since the owner’s mindset is focused on quality instead of resale. Sadly, custom homes often sell for prices far below what they should because of highly personal choices that should have been evaluated during the design and preconstruction phase. For example, I had new clients who used the DeLeon Team to list and sell their home, but DeLeon Realty didn’t represent them when they first purchased the lot to build their home. Regrettably, their past agent did not provide any resale or new construction guidance. The stunning craftsmanship of the project wasn’t enough to help the home sell for top dollar. Instead, it lingered on the market and sold for less than the original asking price. The sellers only had one child and designed their home around their specific needs, which included only a master suite and one child’s room

NOVEMBER 2017

DELEON INSIGHT

on the upper floor. This layout greatly limited the buyer pool. The majority of buyers looking in their neighborhood had larger families and were not interested in this otherwise very spacious and exceptional home on a large lot. The decision not to have at least three bedrooms upstairs literally cost them several hundred thousand dollars. FLOORPLAN MUST-HAVES When my clients approach me for guidance on how to optimize their home, I am completely focused on maximizing their home’s value and resale profit. The amount of additional time involved is small, yet the financial impact can be significant. If space and budgets allow, here is a quick checklist of key floorplan features I recommend. ON THE GROUND FLOOR Include a junior master suite for grandparents or guests. This simple feature is increasingly important as Silicon Valley becomes a global market. Many international buyers have elderly parents visiting for extended periods. Due to international flights of 12+ hours, extended family and friends often stay for several weeks or months. A nice groundfloor bedroom suite can both provide a quiet retreat while they adjust to the change in time zones and allow them to avoid constantly going up and down stairs. Include a “great room” composed of an expansive kitchen and family room leading to the backyard. Today’s young families desire an expansive communal space, and formal public spaces such as separate living and dining rooms are often eliminated or reduced and combined. In a great room, an expansive kitchen island should be the focal point. When designed with features like a gleaming slab of Calacatta marble, top-ofthe-line appliances, and a broad breakfast bar, family and friends will always gravitate here. Ideally, this incomparable room has dramatic 15’ vaulted ceilings and a wall of accordion doors that fully opens to the backyard. Moreover, the great room should be angled in a way that maximizes natural light and makes the backyard feel the most expansive, which is of particular importance on uniquely shaped lots.

“. . . G U I D A N C E

Include a combined living/dining room configuration. As previously mentioned, separate living and dining spaces are now rarely used, and square footage that was previously directed to these rooms should be reallocated to the great room. However, these rooms are still desirable, and the most optimal resale configuration involves combining these two spaces. By doing so, the relative smallness of each room is perceptually mitigated and the combined space provides greater flexibility. Possible needs for future buyers may include wanting to feature an heirloom dining room set, needing a separate space for a piano, or plans to entertain on a grand scale. The combined space allows for any of these while optimizing other spaces on the ground floor.

THROUGHOUT T H E

P R O C E S S

T O

A V O I D

I N N O C E N T Y E T C O S T LY

M I S TA K E S . . .”

ON THE TOP FLOOR Four bedrooms and three bathrooms are ideal, either upstairs or in a separate wing of the house. For most Silicon Valley communities, if the lot size is greater than 9,000 square feet, then you can optimize the top floor for resale. This ideal upstairs plan has a nice master suite, a junior suite (likely for the eldest child), and two additional bedrooms that share a Jackand-Jill bathroom. If future buyers don’t have an immediate need for the fourth bedroom, then it is easily used as a private office. If four bedrooms are not feasible, then a layout with three bedrooms and two bathrooms is the second best option. If the future home will only have one level, then family bedrooms should be incorporated in a separate private wing with vaulted ceilings throughout. While discussion about whether or not to include a basement, and how bedrooms should be laid out in that instance, are beyond the scope of this article, the general presumption is the same. Younger families place a priority on having family bedrooms close to the master bedroom, while all buyers value a ground-floor bedroom suite either for extended family or to extend the time when they can live

in their dream home. Add a large skylight above the stairway. Stairways don’t have to be dark tunnels that gloomily transport residents between two levels of a home. Instead, they can be beacons of warm light, beckoning residents from one level to the next. A sizable skylight above a staircase will help illuminate an otherwise dark area while adding both quality of life and resale value as all cultures cherish natural light in the home. BUILD FOR THE FUTURE First and foremost, your custom home should appeal to you and your family. However, keeping an eye on resale is both prudent and potentially very rewarding. Nobody anticipated the exponential growth that has occurred in the Silicon Valley housing market over the past 50 years. However, the ability to resell your dream home for a handsome profit provides a degree of financial freedom that many will appreciate. In the next newsletter, I will continue this series with an article on how future buyers can avoid floorplan flaws. I plan to also touch upon incorporating principles of home design, like feng shui and vastu shastra. Many of these principles have their roots in simple common sense. In our frenzied market, where many newer homes sell for well over $5 million, prudent buyers should design and build their homes with an eye to the needs of both their families and the next owners.

NEIGHBORHOOD SPOTLIGHT BY:

ADRIAN TAN, MBA

SENIOR BUYER SPECIALIST

rescent Park is one of Palo Alto’s most prestigious neighborhoods. It is bordered by Channing Avenue, Middlefield Road, Newell Road, and San Francisquito Creek. This enclave is one of the first glimpses of Palo Alto that visitors can see as they enter University Avenue from the US 101. When I first visited Palo Alto, I remember thinking—like many others do—that Crescent Park is a gorgeous place that has everything you could wish for in a neighborhood. As prospective buyers enter the neighborhood, they will most likely notice the Spanish Colonial influences that exist due to the celebrated architecture of Birge Clark. This strong design theme, softened by the beautiful mature trees on expansive lots, definitely elevates the charm of the neighborhood. As for the neighbors, many have lived in Crescent Park a lifetime and call Palo Alto their home. In addition to the tech workers of Silicon Valley, there also exists much diversity in the residential population. Many residents hail from a variety of professions, including tech, dentistry, law, banking, and medicine, contributing to the rich neighborhood heritage. This prime community is also home to Eleanor Pardee Park, which is one of the biggest parks in Palo

CR E SCENT PAR K

Alto. These lovely grounds offer playgrounds, a picnic area, and—my personal favorite—a community garden where residents can grow fruits, flowers, and vegetables. Crescent Park Neighborhood Association (CPNA) is another excellent feature of the Crescent Park neighborhood. This association forms a great way to meet people in the community and discuss concerns, not only about the neighborhood, but also about issues that affect the entire city. CPNA has also created an online forum that allows members to post questions and make suggestions. Residents have even used this forum to adopt and give away pets within the community! Crescent Park has also been at the center of one of the most recent ordinances to be implemented in Palo Alto. The ordinance is a ban on parked cars running their engines for more than two or three minutes after they have parked. The reason Crescent Park has been the target of this ordinance is because a tech titan has private security outside his residence 24 hours a day. Although the security vehicles are usually idle for no more than one hour for every eight hours they are parked, members of his security detail will have to find other options to keep power going inside their vehicles while stationed in the neighborhood.

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O F PA LO A LTO

Apart from this security detail, construction vehicles and tech shuttles are probably the greatest offenders of this ordinance, and will now have to find other alternatives to idling their vehicles. Exemptions are to include public safety vehicles only during emergencies, public works vehicles under certain city rules, and electric vehicles because they don’t emit carbon. It goes without saying, but the ordinance will not apply to cars idling in traffic or at stop lights. The action contributes to Palo Alto’s goal of reducing 224,600 tons of CO2 emissions by 2030. Automobiles are responsible for approximately 50 percent of those emissions. The beauty and prestige of Crescent Park will continue to grow as time goes on, and it will always be one of Palo Alto’s most special places. Both Palo Alto and Crescent Park continue to lead the way in inspiring sustainability and building exemplary communities. Here at DeLeon Realty, we are big fans of the advantages Crescent Park brings to the area. In fact, we have helped many buyers become a part of this stunning neighborhood. Please reach out to us if you have any questions about the neighborhood, and we will be happy to update you with any new developments.

R I S E F OU N DAT I O N Rural India Student Education

Krishnan and Geetha, founders of the RISE Foundation, are a married couple who, like many, have moved to the United States for a better life. They currently reside in Palo Alto, and have co-founded the Rural India Student Education Foundation to build an elementary school called RISE School in a rural community of southern India. The goal is to bridge the knowledge gap between rural and urban children, providing rural students the same access to a quality education as urban students.

Krishnan and Geetha are currently raising $90,000 to construct two additional buildings. These will hold eight classrooms in order to serve students up to the 10th grade (matriculation). As a result, this will also increase the enrollment of students within the rural community, allowing more teachers to be hired to fill those classrooms, and ultimately educating the community as a whole. Mahatma Gandhi once said: “You must be the change you wish to see in the world.” Krishnan and Geetha are trying to do their part, but they need assistance. DeLeon Realty has become a donor to their cause, and they are actively seeking

“YOU MUST BE THE CHANGE YOU WISH TO SEE IN THE WORLD” – Mahatma Gandhi

others who wish to change a child’s life through education.

Please contact us to learn more RISE Foundation indiarise.net 2657 Kipling Street Palo Alto, CA 94306 650.416.4002 paloaltokrishnan@gmail.com EIN: 91-6542513

RISE School has grown from four students in 2004 to 250 students in 2017. Throughout the years, Krishnan and Geetha have worked hard to not only develop the school, but have also been catalysts in the villages surrounding the school, empowering families to make education a priority for their children. They continue to live half-time in India, building relationships with students, parents, and school staff to ensure its success.

DELEON INSIGHT

You can donate online through indiarise.net or send a check to RISE Foundation .

NOVEMBER 2017

Join DeLeon Realty in supporting RISE Foundation. Be the change.

HOW TO PROPERLY MARKET A HOME’S LOCATION BY:

SARAH LAST |

COPY WRITER

lofty apartment surveys glimmering lights strung along bustling streets, where comfortable chatter and easy laughter float up from popular restaurants and chic boutiques. Tree-lined sidewalks flank proud rows of houses, separated from clamor and crowds, offering quiet privacy within a connected community. Nestled among vast, rolling hillsides, a smattering of distinguished dwellings are blessed with mountain views at each window, and an endless starscape on clear nights. No matter where a home sits, its location boasts advantages. Knowing how to properly market those advantages is just as important as knowing how to market the home itself. The expression “Location, location, location” has been a mantra faithfully recited by real estate agents and their clients for many a house hunt, and for good reason. This simplistic, repetitive phrase hammers in the weighty understanding that most of a home’s value stems from where it resides. Being able to convey to potential buyers which conveniences lie within easy reach will not only help to further showcase a property’s value, but it

will give buyers a glimpse into the type of lifestyle certain areas can offer. In terms of sought-after centrality, the advantages of living within a more metropolitan area speak for themselves. Appropriately marketing the hustle and bustle typical of urbanity can positively showcase many benefits of a particular area. A city-like setting will have the advantage of being within easy reach of highly desirable amenities like fine dining, world-class employers, shopping, transportation, and downtown recreation. Though often smaller than single-family homes, apartments and condos have increased accessibility while potentially downsizing their living spaces. The reserved climate of suburbia presents quite a different atmosphere from that of its urban counterpart. Within quiet streets dotted with singleand double-story homes rests a harmonious balance of peaceful yet central, peopled yet private. Though removed from the busier metropolitan environment, suburban neighborhoods often still offer close proximity to incredible amenities like parks, museums, and libraries, making them perfect for potential buyers who are looking for an active, community-involved lifestyle within the comfort of a more serene and slow-paced setting. In order to most effectively market a home in a suburban neighborhood, it’s imperative to draw upon this seamless blending of urban and rural qualities.

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Tucked away from gleaming city lights, and perhaps even the soft glow of suburbia’s street lamps, homes located in rural communities boast their own set of benefits. When marketing homes in these areas, it’s crucial to feature the tranquil setting, which is often accompanied by majestic views. Hiking trails, nature reserves, and modest towns with mom-andpop stores are all outstanding qualities often found in more rural neighborhoods. When selling a home, calling upon elements like these shows potential buyers that a home can have the remote feel they might be in search of, while still having easy access to many of the same conveniences as their suburban neighbors. Though there are benefits to living in these specific areas, some benefits will be soughtout regardless of neighborhood type. An area’s school district will nearly always be one of the top considerations buyers with children will make when on the hunt for a new home. In order to properly market a home in terms of its corresponding schools, there are two essential pieces of information to include. The first is if the schools reside within a quick stroll or bike ride from the home, while the second incorporates school rankings. Owning a home within an area where children are able to safely stroll or bike to some of the state’s top-ranked schools is a remarkable, even exclusive benefit that will undoubtedly make any home more desirable to potential buyers. Knowing how to market all of these locational aspects is an excellent way to ensure a home gets the attention it needs in order to sell quickly, which is why DeLeon Realty has several good copywriters on staff. As the most permanent factor of a home, when the location is portrayed properly, the home is then able to truly shine.

BY:

ALEX SEROFF, ESQ.

VICE PRESIDENT OF LISTINGS

Lower inventory means each listing has less competition. By its nature, less competition means that there are more people looking at less listings, ensuring there will be more potential buyers for each house assuming the number of buyers is at least consistent with the level prior to the drop in inventory. Having more potential buyers often yields more offers, which result in a higher price due to leveraging offers against each other. The primary result of a low-inventory market is the most apparent one: higher prices. Higher prices are also tied to low inventory in another way. The number of comparable properties to one that is on the market at a given time is generally lower. Buyers, agents, and appraisers alike look to the sales prices and minor differences of similar properties to compare them to the home on the market, which helps them determine the fair market value. Prospective buyers have to rely on usually just one or two properties that are highly comparable. In complexes with homeowner associations, this is easier with units being more fungible. When low inventory is coupled with great marketing, new pricing records can be set. DeLeon Realty very recently achieved a new record for our sellers of a townhouse in the Old Mill complex in Mountain View. It was sold for $270,000 above list price and over $100,000 more than the most recent comparable property, which was by far the highest price ever in the complex. Sellers also have had success obtaining specific terms in their sales contracts that may have been difficult to obtain in higher-inventory markets. With high inventory, buyers considering one listing may decide to move on to another if they find out the sellers of their first choice property require a two-month rentback. They have better alternatives. In this low-inventory market, alternatives are often less desirable or non-existent, causing buyers to offer generous terms in order to have a shot at winning the home. Not only can sellers often get a two-month rent-back if they want it, but they are now able to get it rent-free. For example, the sellers of our listing at 236 Liebre Court in Sunnyvale received 20 offers and sold to an all-cash buyer who offered a two-month free rent-back. Besides including free rent-back agreements, large initial deposits that may be deposited immediately into escrow upon acceptance are being offered by buyers who hope to stand out.

LOW-INVENTORY MARKETS

hether the reasons sellers choose to list their homes now are voluntary or involuntary, they will benefit from the current lack of inventory in the housing market. Inventory has consistently dropped in Silicon Valley as a result of many factors, most notably because of the increased demand resulting from high job growth and limited construction of new homes. As of the end of September, Santa Clara County had approximately 10 percent fewer homes on the market year-to-date relative to 2016. While this lack of inventory has caused difficulties for many buyers, it has been a positive for sellers who are able to capitalize on the current market.

In addition, a low-inventory market is often fast-moving. Offer deadlines are common after just one week on the market. Many offers are received at once, and sellers typically accept one that day. In a high-inventory market, buyers have many homes to choose from and some will take longer to sell. Quick closings are also quite common, because a fast one will make an offer more tempting to sellers. How long this market with low inventory will last is yet to be seen. However, it is certain that sellers will continue to see competitive bids which yield favorable sales presently and in the near future.

DELEON INSIGHT

NOVEMBER 2017

WH Y OPEN HOUSES

ARE USEFUL

BY:

MICHAEL REPK A, ESQ.

CEO & GENERAL COUNSEL

ellers often ask me whether they should hold open houses and, if so, how often? What I have found is that some sellers are too quick to dismiss this powerful tool, while others overestimate their importance. The Importance of Open Houses DeLeon Realty’s unique approach to selling homes with our team of specialists is, at its core, relatively simple. We employ dedicated interior designers, handymen, and contractors to oversee the process of preparing our listings and make sure the homes are as appealing as possible. Once our design team has completed its important work, we launch a marketing campaign that dwarfs the amount of marketing offered by every other brokerage in the area. Our industry-leading marketing is designed to highlight the most attractive features of each property and bring in as many potential buyers as possible. We have found that open houses, especially on the first weekend, serve to increase the number of people who see the home. This is particularly true in light of the high number of potential buyers who prefer to conduct the home search on their own. These active buyers tend to watch for new homes that come on the market and then go to open houses the first weekend. Often, these buyers comment that they know which agent they would work with if they were to put in an offer, but they do not want to let their agents know they are looking for a home until they have found one. The most commonly cited reason is that they don’t want to feel pressured by commission-based agents. Additionally, many buyers who are not actively looking for a home come across one of our listings thanks to our newspaper, magazine, radio, or television advertisements. Although these potential buyers may shy away from making an appointment with their Realtors® to see a home, they often stop by an open house. If they are interested, they then call their agents to write up their offers. Avoid Overdoing Open Houses While open houses are important, they should be done in the right number. The number of open houses depends on several factors, such the marketplace, location, and changes to the property. For example, most properties will benefit from having one or two open houses held shortly after the property is introduced to the market, or if there are changes in price or condition to the property. On the other hand, having too many open houses week after week can have a negative impact on the property. Repeated open houses send a message of desperation, stigmatizing the property. It’s similar to a rejected guy asking a girl out every week; rather than improving his chances, he appears desperate and undesirable. An experienced listing agent such as DeLeon Realty will be able to advise you on the optimal number of open houses for your home. 12

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DELEON INSIGHT

FINDING YOUR OWN VOICE IN DESIGN BY:

LAURYN VARNUM |

INTERIOR DESIGNER

ongratulations! You’ve budgeted, saved money, researched neighborhoods, put in your offer, and now you’ve finally obtained the home of your dreams. Like most buyers, you are extremely excited by the idea of moving into your new home and tailoring the interiors to perfectly fit your lifestyle. However, many people can quickly feel overwhelmed by the sudden deluge of design decisions. How are you supposed to know where to start? To help you out, let’s explore the processes, timelines, and potential options available when you purchase a home. The majority of homes listed by the DeLeon Team are designed to be move-in ready. This means that a buyer can come move in Friday and go to work Monday without having to finish a long list of tasks. No need to install new door handles or change the air filters or worry about cleaning out the garbage disposal. The only task left is to take this new house you bought and turn it into a home. But how do we begin? The first step is identifying what style speaks to you. Do you find yourself excited by the sleek, modern lines of a downtown San Francisco loft? Or do you imagine yourself surrounded by the warm, comforting colors of a Tuscan villa? Perhaps you want to live out your modern farmhouse fantasy with whitewashed walls, wainscoting, and rustic hardwood floors complete with an apron-front sink. Whatever the case, finding your design aesthetic is the place to start. Don’t be afraid to start perusing Pinterest pages, exploring the Houzz website, or just Googling design themes to see what you gravitate towards. There are no wrong answers; this is simply a way to discover what your style is. Once you have decided on the design theme you love, the second step is beginning to put together how you will implement your vision. Don’t feel pressured to have all your new furniture purchased the day after you close escrow. This can be a process and, if rushed, you’ll be spending a lot of time in the dreaded customer service line of furniture vendors. Try speaking faceto-face with vendors when you are looking for pieces;

don’t be intimidated! Also, don’t hesitate to venture outside of typical stores and explore new options. This can increase your chances of finding truly unique pieces that best fit your style. There are many vendors unique to the Bay Area, so try exploring some new lines aside from Pottery Barn and Ashley Home Furniture. Of course, these places are great for your typical contemporary pieces, but there are a multitude of other options. HD Buttercup, located in SoMa, carries an ever-changing array of extraordinary furniture pieces. They always have something new to see as they sell excess showroom pieces and furniture from independent designers, and they even carry the products of a few dedicated designers. Employees in stores such as this love to help people find a piece that perfectly matches the vibe an owner is hoping to create. Big Daddy’s Antiques in the Dogpatch district of San Francisco is another place to find bespoke pieces sure to spark your interior design fire, in addition to becoming a conversation piece in your home. Maybe crisp, cool lines are what you need to customize your home. If so, it’s time to explore Y Living and their multitude of options. From Eames to Mies van de Rohe, this vendor supplies pieces that will embrace the weightless and chromatic feel of your modern sensibilities. Don’t feel obligated to purchase the same IKEA precoordinated collections that most people fall back on. Try new vendors, explore new places, and be pleasantly surprised at how much you can be inspired by new options. Even if you don’t end up with an Italian leather-and-carbonite chair from Timothy Oulton, you may get great ideas on how to style your new Britishinspired, overstuffed loveseat. You’ll feel your new house transforming into the home you always dreamed of, simply because you took a risk and branched out of the expected choices for your new furniture, accessories, and lighting.

BY: KEN DELEON |

FOUNDER

UNDERSTANDING AND IMPROVING

YOUR CREDIT SCORE

hile everyone in Silicon Valley knows the importance of a credit score, few know the algorithm that is used to determine their exact scores. Even fewer know the steps they can take to increase their scores. This article will help you understand and improve your credit score and illustrate the steps I took this month to increase my credit score by 92 points to 826.

report (a “soft” inquiry), whereas lender inquiries (a “hard” inquiry) will drop your credit score by five to ten points. As a tip, do not apply for credit very often—particularly before applying for a mortgage—as seeking new credit lines is a risk factor that results in your credit score dropping. Hard inquiries can stay on your record and result in a reduced credit score for two years, although their negativity declines over time.

A good credit score can make a difference of up to half a percentage point on your mortgage rate. With the average sale at DeLeon Realty being approximately $3.2 million, many of our buyers obtain mortgages for over $2 million. This half-point differential can cost several hundreds of thousands of dollars over a 30-year loan’s timeframe. Thus, it is wise to understand what factors impact your score and what steps you can take to improve it. Since it takes several weeks for actions to boost your credit score, you may want to implement the recommended tips before contacting your lender for a pre-approval letter.

There are five components to determining your credit score, with two of them accounting for 65 percent of your credit score. The most important part, or 35 percent of your score, is your payment history, so it is ideal to never miss a payment. Setting up autopay for all monthly recurring bills is an excellent option for both convenience and ensuring you are never delinquent on a payment.

First, I want to provide some basic background on FICO credit scores. FICO stands for Fair Isaac Corporation, which is the company that created the mathematical algorithm used to generate your credit scores. Credit scores range between 350 and 850. The average credit score in America is 695. Most lenders will give you their best rate with a credit score of 720 or higher, although a few such as Wells Fargo will provide an even lower rate for applicants with scores over 780. There are three credit bureaus utilized by lenders: TransUnion, Experian, and Equifax. Lenders will generally use your median score of the three reports. These three bureaus offer a free report every 12 months that you can access at www.annualcreditreport.com. Your score is not lowered when you check your own credit

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The second largest component, which accounts for 30 percent of your score, is the amount of credit you are using. For example, if all of your credit cards have a limit of $50,000 when combined and you are using $20,000, then you are using 40 percent of your credit line. Using too much credit causes concern that you cannot properly manage credit or may have challenges paying off your balances. Reducing the percentage of credit you owe to below 10 percent is the quickest and easiest way to boost your credit score. The length of your credit history accounts for 15 percent of your credit score. Credit agencies like to see a long history of having the same lines of credit and consistency in paying these accounts down and on time. As a general tip, do not close credit cards but rather stop using them. By closing an older account, the average age of your accounts will decline and, consequently, so will your credit score.

DELEON INSIGHT

New credit requests are 10 percent of your credit score. Applying for new credit is a red flag for credit agencies as it can indicate that you are in financial trouble and require new credit. As a tip, do not apply for new credit unless you really need it and are confident you will obtain it. If you apply to several creditors for the same purpose, such as having two mortgage lenders run your credit within a short period, FICO will treat these inquiries as just one hard inquiry. The final component, which is also 10 percent of your credit score, is the various types of credit used. This is a more nebulous category, but is based on the empirical data that shows repaying a range of debt (car loans, home equity lines, mortgages) has less risk of default versus those who only have one type of credit, such as credit card debt.

Here are several do’s and don’ts to keep your credit score high. DO: • Have two or more lenders check your credit score around the same time if you are considering multiple lenders. FICO views multiple credit reports pulled within fourteen days as one credit inquiry, causing less impact on your score than if each lender pulls your credit fifteen or more days apart. • Keep balances low on credit cards and other “revolving credit;” below 30 percent of available credit is good and below 10 percent is ideal. • Pay off debt as soon as you can rather than transfer it.

DO NOT: • Close unused credit cards, as this can lower your score if you close longstanding accounts. • Obtain new credit unnecessarily, as every inquiry lowers your score. • Make large purchases during escrow that increase debt and lower credit, including a car, furniture, or appliances. Some lenders pull your credit again right before funding your loan, so increasing debt with these purchases may jeopardize closing.

DELEON INSIGHT

Steps to Increase Your Credit Score While it is always good to have a general awareness of your credit score, it is most important that it peaks when you are applying for a mortgage or other credit. As a mortgage on one of my investment properties needs to be refinanced, I took several strategic steps (see the following) which increased my score by 92 points—from a good score of 734 to an excellent score of 826. 1)

Pay down your credit cards every 10 days before you anticipate a lender will pull your credit. While you likely have autopay and pay your cards down monthly, this is not enough. Since a credit check is a snapshot on a specific day, you want balances to be below 10 percent of your credit limit. If you went shopping during a good sale and utilized your credit card, this will lower your credit score even though you will automatically pay down the balance. 2) Use cash as much as possible in the month leading up to the anticipated credit inquiry. A high debt-to-credit ratio concerns lenders that you are maximizing your debt and may not be able to pay it back. 3) Pay off credit cards with small balances, as one of the factors of your score is the quantity of accounts that have balances. 4) Pay your car loan, not lease, down to 10 months of remaining payments, as it will allow you to be preapproved for more. If your car loan has 10 months or less remaining, the banks view the loan as effectively paid off, thus improving your credit score. Hopefully, this article will help you boost both your credit score and your understanding of how it is evaluated to ensure that you can secure the lowest mortgage rate possible. This can result in significant savings over the lifetime of your home loan.

NOVEMBER 2017

PALO BY:

ALTO

ADRIAN TAN, MBA

SENIOR BUYER SPECIALIST

he city of Palo Alto has greater than 4,500 acres of parks, perfect for enjoying time in the sun and shade. These well-appointed parks provide something for everyone, so regardless of the activities you like, you will be sure to enjoy at least one (if not more) of the parks in Palo Alto. There are 28 neighborhood parks that each offer unique attractions, ranging from a communal vegetable patch at Eleanor Pardee Park in the Crescent Park neighborhood to live donkeys at Cornelis Bol Park in Barron Park. Of course, many standard park amenities can also be found, such as tennis and basketball courts, picnic tables, and playing fields. Parks in Palo Alto are essential to the beauty and appeal of the city; they are as much a part of the DNA of the city as Stanford University, or downtown’s exciting University Avenue. Palo Alto has recently approved a new plan for Palo Alto’s parks which is going to make the park system even better. The new plan is called the Parks, Trails, Natural Space, and Recreation Master Plan, an initiative that will be implemented over the next 20 years. Features that vary from dog runs to pickleball courts will be added to many of the parks around the city, enhancing the ever-growing charm of Palo Alto as a place where you can live, work, and raise children. There is, however, one part of the plan that will affect some people in a less expected way. Companies that would like to rent a park for any period of time will now have very limited options. This comes along the heels of a community uprising after Palantir, a large company based in Palo Alto, leased sections of Cubberley Community Center for a company function. The action in turn made parts of the park off-limits to residents for a 17-day period. Residents were upset, and changes have ensued. Now there are two very strict rules for any corporation that would like to rent park space in Palo Alto: • Spaces cannot be rented beyond a maximum of five consecutive days. • The community must be notified 14 days in advance.

NOVEMBER 2017

PARKS

Other improvements of the plan include adding new parks to the city (especially in underserved areas), creating better sporting fields, upgrading Rinconda Pool, and adding new public restrooms, among many others.

A DR I A N ’ S PA R K SPOTL IGHT S El Camino Park El Camino Park, located at 155 El Camino Real, is directly across from one of my favorite shopping destinations: the Stanford Shopping Center. This park is approximately 12 acres and has a gorgeous, newly renovated synthetic soccer field and a lighted softball diamond with bleachers. I play soccer to stay in shape, and there are many leagues and pick-up games there that occur on a daily basis. El Camino Park is actually Palo Alto’s oldest park, and was created in 1914 because the then-leaders of Palo Alto wanted to create a beautiful entry into the city from El Camino Real. Of note are several redwood trees that were planted in the park to honor Olympic-medal winners who were residents of the Palo Alto community. Eleanor Pardee Park Eleanor Pardee Park, located at 851 Center Drive along Channing Avenue, is a sprawling 10-acre park. More than 50 percent of the park has been developed into picnic areas and playgrounds, and the rest consists of community gardens. The amenities of the park are excellent, and it forms a wonderful place to integrate yourself with the community and just spend some time with family and friends in a beautiful setting. The namesake of the park, Eleanor Pardee, was dedicated to the giver’s daughter, who died of typhoid in the late 1800s. All 10 acres, including a house, were deeded over to the city in 1920 and subsequently created into a park. Please reach out to anyone at DeLeon Realty if you would like more information about parks, or the city of Palo Alto in general. Many of us (including myself) live and work here, and we would love to share that insider knowledge with you!

DELEON INSIGHT

NEIGHBORHOOD SPOTLIGHT BY:

ot to be confused with the Green Gables neighborhood located in North Palo Alto, Green Acres is an incredibly familyfriendly neighborhood located on the southwestern border of Palo Alto and the city of Los Altos. This community lies just south of Barron Park, west of El Camino Road, and east of Foothill Expressway. Resting on the sleepier, quieter side of Palo Alto, Green Acres is the best neighborhood in Palo Alto for families looking to put their children within strolling distance of some of the best schools in the state. The neighborhood encompasses Juana Briones Elementary (#7 Public Elementary School in California), Terman Middle School (#1 Public Middle School in California), and Gunn High School (#1 Public High School in California) (all rankings per Niche.com). There might not be a better neighborhood in the country to prepare children for nearby Stanford University, or for other top universities across the country. Also within walking distance is the 4.1-acre neighborhood park, showcasing open spaces where children can throw a football around or shoot hoops at the basketball court with neighborhood kids. For younger children, there are two playgrounds: a “train station” and a climbing rock. From nice walking paths to tables for picnics, the beautiful park offers a lot to parents looking for more outdoor distractions for themselves and their children. During the summers, nearby

HUY VU

SENIOR BUYER SPECIALIST

GR EEN ACR E S

schools are also great places for outdoor activities. This setting is also conveniently located for runners and hikers. The Dish, named after the radio telescope that adorns the local hilltops, is a popular recreational trail running about 3.5 miles up and down Stanford’s rolling foothills. This area is popular with many Palo Alto residents who are looking for a challenging paved trail and stunning views. On school days, the school-zone traffic can slow down morning and afternoon commutes; however, a major road is never far away. Green Acres is centrally located for access to every major artery out of Palo Alto— Foothill Expressway to Los Altos, El Camino and Alma to downtown, Central Expressway to Mountain View, and major roads to either US 101 or Interstate 280. Despite the schoolzone traffic, for those driving up and down the Peninsula for work, Green Acres might be among Palo Alto’s most ideal neighborhoods for your daily commute. Architecturally, the neighborhood consists of a mix of new constructions, traditional bungalows, and Ranchstyle homes. There is some reluctance in this community about replacing older homes with new constructions in fear of losing Green Acres’ unique character. As a result, most homes that come on the market are older and modest in size, ranging between 1,600 DELEON INSIGHT

NOVEMBER 2017

O F PA LO A LTO

and 1,800 square feet. This in part contributes to why (according to the data available on the MLS for 2017 at the time of this writing) the median sales price for single-family residences in Green Acres is $2,716,000, with an average price per square foot of $1,481, which is still generally just below that of Palo Alto. Notwithstanding, savvy buyers should know that steady appreciation is anticipated. This neighborhood sits outside of the flood zone, and it is not within a single-story overlay like many nearby neighborhoods in South Palo Alto. These characteristics make Green Acres very attractive from a development standpoint. Homes with basements are not quite the norm, but the area will likely follow the mentality of Old Palo Alto, Midtown, and Barron Park concerning basements once property values climb high enough to support them. If there is one drawback outside of school-zone traffic, it is that limited walkability is available to commerce and public transportation. However, the neighborhood allows relatively easy navigation to California Avenue, vibrant University Avenue, and some of the restaurants and shops that line El Camino Real. If you are interested in buying a home in this wonderful Palo Alto neighborhood, reach out to the agents here at DeLeon Realty. We’ll be happy to answer your questions about the area! 17

Should I Sell

or Le av e M y Home t o M y Heirs ? BY:

MICHAEL REPK A, ESQ.

CEO & GENERAL COUNSEL

s an estate-planning attorney, I found that many people make major life decisions based on short-term needs rather than developing a long-term, tax-efficient strategy for their real estate holdings. This has the unfortunate consequence of causing their real estate portfolios to develop in ways that are inconsistent with their long-term goals, but there could be even more dramatic—and avoidable—consequences when it comes time to sell. The tax code provides very significant incentives for people to invest in real estate, both for primary residences and investment properties. However, making quick decisions without fully understanding the consequences can have a very negative impact. One of the most common areas of concern is how elderly homeowners should pass their real estate assets to their children. Elderly homeowners are often faced with the quagmire of whether to sell their property to fund their retirement, or remain in the property and pass it on to their children. The simple and purely financially driven answer is that elderly sellers with a substantial amount of unrecognized gain in their property should not sell their property, if possible. Instead, they should leave it to their heirs and permit their heirs to sell it if they choose. California and Federal Taxation of Gains on Real Property Many long-term Silicon Valley homeowners have hundreds of

thousands, if not millions, of dollars of unrecognized built-in gains in their homes. Given that the combined maximum capital gains tax rate is over 37 percent, the sale of the property would result in a very large tax liability. While the $500,000 exemption that applies to most couples selling their primary residences helps, this amount may not be enough in light of the significant amount of appreciation. A simple example may help to illustrate the problem. Imagine a couple who purchased a home in the Crescent Park neighborhood in Palo Alto for $200,000 in 1977. Forty years later, they decide to sell it and retire to Hawaii. The fair market value of the home is $4.6 million—a great investment, and the IRS will think so, too. Over the years, they invested $200,000 in upgrades to the home, and the transaction costs are estimated to be another $200,000. Their basis would be $400,000 (the original cost plus the improvements), and they could deduct the sales expenses. Thus, their gain would be $4 million. Even after subtracting the $500,000 homeowners’ exemption under Internal Revenue Code Sec. 121, the sellers would have a taxable gain of $3.5 million, which would result in the couple having to pay well over $1 million in combined state and federal taxes. The Upside of Leaving Property to Heirs and Spouses Death solves so many problems, including that the federal and state taxing authorities will forgive the income tax on the built-in gain on assets the taxpayers owned at the time of death. In the example above,

the taxpayers’ heirs would inherit the property with a basis equal to the fair market value of the property at the time of the taxpayers’ deaths. Thus, if the home was sold for that amount (e.g., $4.6 million), they would not have to pay any tax. Interestingly, when one spouse dies in California, the surviving spouse gets a step-up in basis on the entire value of owned property as community property with rights of survivorship, the most common form of ownership for well-advised clients. Through earning my second law degree in taxation, I have learned that there are many tax strategies that can help sellers achieve both their personal and financial objectives in a tax-efficient manner. As such, for years DeLeon Realty has been running an advertisement inviting sellers to come in and meet with me to discuss legal and tax issues related to selling. Naturally, we are fully aware that many people who take us up on this opportunity are not looking to sell right away; they are rather trying to collect information to determine the best long-term strategies for their families. In fact, that was exactly what we were looking to accomplish with this invitation since DeLeon Realty is uniquely qualified to provide tax and legal advice to our clients on these topics. Plus, we really enjoy doing it! On the other hand, if you do want to sell, then we should meet to discuss ways to reduce, defer, or eliminate tax on the gain.

MOUNTAIN

V I E W

NE W SCH OOL , NE W BOUNDAR I E S, A N D A G R O W I N G C I T Y BY:

ALEX SEROFF, ESQ.

VICE PRESIDENT OF LISTINGS

n another sign of increasing investment by both builders and the government into the northeastern neighborhoods of Mountain View, the Mountain View-Whisman School District has decided to reopen Slater Elementary School, citing a multitude of reasons. Faced with the changing needs of a city on the precipice of a major growth spurt, the district has taken forward-looking actions to prepare for the future.

While there is nothing certain yet, the district also has considered the fact that more housing is likely coming to Mountain View. The current proposal by the mayor and vice mayor is for 9,850 housing units to be built in the North Bayshore area, which could add up to 4,000 new students in the district. Adding one elementary school and altering the attendance boundaries is unlikely to accomplish everything needed to address this potential influx, but it is a preliminary step towards that end. There is also the possibility that another 2,000 residential units could be added to Moffett Field, which would further increase the district enrollment.

The most notable driving factor for the district to reopen Slater Elementary is that the two highestscoring schools in the district, Huff Elementary and Bubb Elementary, are presently at capacity. This results from district schools continuing to strengthen in both test scores and reputation, enticing more young families to move in. DeLeon Realty has anecdotally observed many buyers of Mountain View properties to be families with young children, many of which are approaching school age and will soon attend district elementary schools. This has placed pressure on the higher-scoring schools which the district, after eighteen months of conversation, seeks to mitigate by opening another school and redrawing the attendance boundaries, more evenly spreading students amongst the schools in the district.

While most reactions are positive, these decisions are not free of issues that must be resolved. Controversy exists around the fact that Slater Elementary has been leased to Google for their childcare program, and the district is accommodating their continued use by spending funds to build new buildings to house the classrooms and other facilities of the school. Some believe Google should not be allowed to continue use of a portion of the site while others, including district officials and this author, believe Google should not be disturbed. After all, Google provides childcare to many children, Google pays a large amount of property taxes to the city, and the leases provide substantial income.

The current attendance boundaries in North Whisman, Slater, and Whisman Station have this compact northeastern section of the city served by three different elementary schools: Theuerkauf, Huff, and Landels. All three of these schools are across at least two major thoroughfares from the area, causing parents to have to drive their children to school. In addition, the neighborhoods have lacked the cohesiveness that comes from a community school. The district has recognized this through altering the attendance boundaries and planning to open Slater Elementary, allowing children in all three neighborhoods to walk to school, as well as encouraging parent involvement due to proximity.

DELEON INSIGHT

Another notable item to be resolved is whether students can be grandfathered into their current schools or if they will have to switch at the start of the 2019 school year. Proponents of grandfathering argue that it is disruptive to students to switch schools. Those in opposition are concerned that the intended effects of these carefully implemented changes will be substantially slowed. While this issue is not resolved, it will be an indicator of how serious the district is about implementing changes to quickly address the needs of a growing city and district.

NOVEMBER 2017

BY:

MICHAEL REPKA, ESQ. CEO & GENERAL COUNSEL

THE DELEON TEAM RETURNS TO CHINA

eLeon Realty is proud to announce our upcoming participation in China’s 16th edition of the Luxury Property Showcase (LPS), which will be held December 8-10, 2017, in Shanghai, China. We have regularly participated in LPS events in Shanghai, Beijing, and Guangzhou, China, in addition to events in New Delhi, India and Moscow, Russia. This concerted effort at international outreach has proven to be an effective way to promote our listings to potential buyers from around the world. The LPS is an invitation-only event that attracts people from around the world. While, unsurprisingly, Chinese buyers and agents make up the majority of visitors at these shows, we also have met buyers and agents from Dubai, India, Brazil, Australia, Russia, and various countries in Europe at past LPS events. In general, foreign buyers are motivated by two key goals: diversification and lifestyle. When I first attended the LPS a few years ago, I got the sense that buyers were primarily interested in diversifying their real estate portfolios to include properties in more stable areas, such as the United States, Canada, and Australia. Some of these buyers were looking for a second home, whereas others were focused on investment properties. However, in recent years, that trend has shifted, and the majority of potential buyers seem to be interested in relocating their families to the United States—most notably, to California. Buyers are attracted by the United States’ stable economy, fertile business opportunities, predictable laws, fresh air, and great weather. Marketing to International Buyers Approximately five years ago, we decided to expand the marketing of our homes to international buyers. We began by looking at what agents were already doing. We discovered that, by and large, the industry’s efforts were more show than substance.

The biggest problem was that individual agents lacked coordination and resources to do it right. Rather, independent contractor agents who spoke a foreign language and were active within a particular community would begin working with buyers who spoke the same language. On the buyer side, this generally worked; however, I did not find any agents who approached the international community as a business division of a much larger team. So, that is exactly what we did. Starting with China, we began searching for someone who could head our marketing efforts toward the Chinese community. After months of hunting, we found the perfect candidate in Kim Heng. Ms. Heng grew up in mainland China and came to America to get an MBA. After finishing business school, she began a successful career in real estate. She was the ideal candidate for teaching us how to effectively reach the Mandarin-speaking community. Ms. Heng put together a multi-faceted business plan, which included the creation of a custom website in Chinese, an aggressive schedule of TV and radio commercials, ads in multiple written publications, regular participation in international trade shows in China, and, most importantly, frequent meetings in China with various government officials and Chinese real estate leaders. Put simply, she stressed that Ken and I had to gain a deep understanding of the ways that business works in China. She was right; my frequent overseas trips have proven remarkably fruitful. The Importance of the One-Stop Shop While attending meetings with various real estate professionals and marketers in China, we quickly learned that Chinese buyers prefer working with companies that provide a comprehensive suite of services. They don’t want to buy a home in a foreign land and then feel like they are on their own. The

INTERNATIONAL REACH 20

NOVEMBER 2017

DELEON INSIGHT

unique DeLeon model, which provides our clients with access to attorneys, tax experts, interior designers, and a construction consultant at no additional charge, fits this need perfectly. Prestige of Being the Top Team When it comes to attracting attention to our listings, we leverage the prestige of being the #1 real estate team in all of California and the #2 team in America. Many foreign buyers are comforted to know that we have so much experience and such vast resources. Promoting Our Listings We found that the LPS is a great platform to showcase our current and upcoming listings with much success. The event enables us to interact and showcase our properties to targeted buyers and luxury real estate agents from around the world. For this year, it is anticipated that over 6,200 buyers—many of whom are Chinese HNWIs, UHNWIs, and high-level investors— and representatives from over 130 luxury real estate

companies from all over the world will be attending over a three-day period. Part of our promotion for this December’s LPS event will be creating a custom Chinese brochure for each of our listings that is signed up with us by December 1, 2017. Naturally, we know that many of these homes will not hit the MLS until next year, but we have found that the advanced notice is very helpful for buyers who live outside of the United States. DeLeon Realty’s attendees for this year’s LPS event include Michael Repka, Melanie Yu (head of our Chinese marketing department), Leah Li (our Mandarin-speaking interior designer), and Audrey Sun (our listing manager who speaks both Mandarin and Cantonese). We look forward to meeting many wonderful people in Shanghai this December. If you happen to be in the neighborhood, please stop by the DeLeon booth, C01!

SHANGHAI DECEMBER 8-10, 2017

LOCAL SPECIALIZATION DELEON INSIGHT

NOVEMBER 2017

MODERN DESIGN PRINCIPLES

B Y: L E A H L I |

INTERIOR DESIGNER

mong all interior design styles that are currently popular, there is a clear increase in the demand for Modern interiors. Coming from a background of designing exclusively with European Modern interiors, I am a true believer of the philosophy behind Modern design. The principles of Modern design work especially well when it comes to preparing a home for the market because the clean lines and fine finishes make each space feel large and functional. I believe that interior design should be centered around the needs of the resident, and that the design should serve a strong, functional purpose within each space. The aesthetic for each Modern home takes a while to establish as each home is different, thus requiring different functions to be served. In my designs, I always strive for elegance in an approachable manner. Differing from Traditional or Transitional designs, which focus rather heavily on ornaments and decorative elements, Modern design is focused on form and function, and the form is always derived from the function. Selecting the right design elements for a Modern home is a process of creating the right combination of form and function. In my most recent design project at 2724 Cowper St., a newly constructed ultra-Modern home in Palo Alto, the kitchen was designed with both form and function in mind. A kitchen should be the focal point of the home; it should be both functional and stunning, and form a place people will gravitate towards. Instead of following a typical kitchen plan with rows of wall cabinets, storage space was grouped into tall cabinets. The focal wall was left completely open and lined with book-matched ceramic tile, letting the simple box that houses the exhaust hood play with the horizontal void, pulling everything together as an anchor of the wall. One of the fundaments of Modern design is to pay respect to the integrity of design materials. Coinciding with its focus on function, another

principle of Modern design is to avoid overadornment. It is also one of the most important details that separates true Modern design from Transitional design, which often features excessive decoration and allows for more â&#x20AC;&#x153;made-upâ&#x20AC;? interior finishes. In a Modern home, I pay respect to the integrity of the materials by letting the natural colors and textures of the materials show. By allowing the display of the true finishes of a material, such as natural shades of wood, stainless steel, slate, or marble, the palette is always kept natural and subtle. This offers the overall interior a warm yet minimalist look. At 2724 Cowper, the appreciation of the integrity of the materials is evident in the choices of the finishes, many of which include different wood veneers left in their natural states. Natural veins of hickory wood are book-matched to play up the focal points of the home. Natural cedar and oak surfaces are clearcoated to preserve their natural looks as featured in the doors of the garage, entry, and interior. Over time, the organic interaction of outdoor elements such as sun, air, and rain with the wood grain results in the finest creation by nature: the warm, casually weathered look that appeals so strongly to my design sense. Above all, a home has to allow its residents to live well, making them feel comfortable while enjoying the private moments of their lives. Modern design appeals to many people for its bright and minimal spaces, its subtle and familiar color palettes created by natural materials, and its functional floorplans that reflect the activities of everyday life. Modern design innovates daily as technology progresses, so it is a subject that I continue to educate myself on. But beyond the many different solutions offered by this style, these principles of Modern design should always apply: form should be derived from function, and respect should be paid to the integrity of each material.

WE DONâ&#x20AC;&#x2122;T GET GREAT LISTINGS.

BEFORE

AFTER

WE MAKE GREAT LISTINGS.

DeLeon is a team constructed of agents, lawyers, contractors, interior designers, and marketers all dedicated to your success. It is our core philosophy to deliver exceptional services to you, our clients. Experience Silicon Valley real estate at its best: achieving prime results with a customerforward approach. Call today to see how we can

transform your home: 650.900.7000

DELEON INSIGHT

NOVEMBER 2017

S elli n g y our S ilico n Valley home? First, meet with Michael Repka of the DeLeon Realty team. Unlike most real estate agents, Michael holds two law degrees, including an LL.M in taxation from NYU School of Law, and has years of experience as a real estate and tax attorney, giving his clients a unique advantage as most other brokerages do not provide an in-house attorney to help clients. In addition, the expertise and marketing available through the team at DeLeon Realty are the very best in the business. Meet with Michael to discuss any preliminary tax and legal questions about selling your home and let him tell you more about what makes DeLeon Realtyâ&#x20AC;&#x2122;s innovative approach to real estate so successful. There is no cost or obli-

Michael Repka 650.900.7000 CalBRE #0 1 8 5 4 8 8 0

gation for this consultation.

24 650.900.7000 | m i c h a e l @ d e l e o N nOr VeEaMlBtEyR . 2c0o1 7m || wDwEwL E. dOeNl eI N o SnIrGeHaTl t y . c o m | C a l B R E #01903224

DELEON LISTINGS

HOLLYWOOD MEETS SILICON VALLEY Built in 2008, this bi-level contemporary masterpiece combines warmth, convenience, and Hollywood drama. Guests pass a serene koi pond into jaw-dropping gathering areas overlooking an indoor lap pool. Wood and steel finishes join curved walls and railings to add style and dimension, while exciting spaces like a sprawling master retreat with a two-person spa offer unprecedented luxury. World-class amenities abound, including rainfall showers, sustainable solar features, and Europeanengineered appliances. Stroll to San Antonio Center and top-performing schools, and bike to vibrant downtown Los Altos and Los Altos High (#9 High School in California) (buyer to verify eligibility).

For video tour and more photos, please visit: www.25WestPortola.com

25 WEST PORTOLA AVENUE LOS ALTOS Offered at: $4,488,000 • • • •

Koi Pond Indoor Pool Cutting-Edge Design Dramatic Luxury DELEON INSIGHT

NOVEMBER 2017

DELEON LISTINGS

GARDEN ROMANCE IN OLD PALO ALTO Peaceful, alluring gardens unfold around this tri-level luxury residence, voicing the home’s innate charm. Vaulted ceilings enhance the sun-lit interior, while a stylishly upgraded chef ’s kitchen, a library, and a potential home theater inspire comfort and leisure. Outdoors, a heated dining terrace overlooks the picturesque pool. Within moments are world-renowned Stanford University, vibrant California Avenue, and outstanding schools like Walter Hays Elementary (#4 Elementary School in California), Jordan Middle (#3 Middle School in California), and Palo Alto High (#5 High School in California) (buyer to verify eligibility) For video tour and more photos, please visit:

www.471NevadaAve.com

471 NEVADA AVENUE PALO ALTO • • • • •

5 Bedrooms 5 Bathrooms 2 Half bathrooms Home Theater Pool

Offered at: $7,298,000 NOVEMBER 2017

DELEON INSIGHT

DELEON LISTINGS

GORGEOUS GARDEN ESTATE IN WEST ATHERTON Splendid gated grounds of approx. 1.05 acres (per county) showcase this lavish yet inviting 5 bedroom, 7.5 bath mansion of approx. 6,450 sq. ft. (per plans), which includes a poolhouse. Large, sun-lit gathering spaces allow warmth and easy living, while a master retreat with a palatial closet and a spa provides private leisure. A gourmet kitchen with a secondary prep kitchen permits functional convenience, and the poolhouse can convert to a meditation studio. Expansive gardens boast fountains, poolside terraces, and an outdoor kitchen. Exclusive Menlo Circus Club and prestigious private schools are within moments. Stanford University, two international airports, and the urban centers of both San Francisco and San Jose are easily accessible. For video tour and more photos, please visit:

165 PATRICIA DRIVE ATHERTON • • • • •

5 Bedrooms 7.5 Bathrooms 6,449 Sq. Ft. Spa Poolhouse

www.165PatriciaDrive.com

Offered at: $9,888,000 DELEON INSIGHT

NOVEMBER 2017

DELEON LISTINGS

CHARM, STYLE, & UNLIMITED POTENTIAL IN WEST ATHERTON Surrounded by natural privacy, this captivating residence boasts excessive character and exciting potential. Built in the Roaring Twenties, the interior is appointed with graceful arches, casement windows, and elegant hardwood floors with inlay—rich reminders of America’s most glamorous period in history. The spacious grounds and the flexibility of the design can easily accommodate remodeling and even expansion. Brimming with opportunity, this gem of a home is tucked inside one of the most distinguished neighborhoods in Silicon Valley, within mere moments of the celebrated Menlo Circus Club, alluring downtown Menlo Park, and illustrious private academies.

For video tour and more photos, please visit:

www.29Amador.com

29 AMADOR AVENUE ATHERTON • • • •

Prestigious Location Historic Flair Natural Privacy Lot of 33,750 Sq. Ft.

Offered at: $5,988,000 28

NOVEMBER 2017

DELEON INSIGHT

DELEON LISTINGS

PRIVACY, COMFORT, & PRESTIGE Gated, beautifully manicured grounds of approx. 1.25 acres (per county) surround this alluring yet private 5 bedroom, 4.5 bath residence of approx. 4,800 sq. ft. (per county). Built in the 1920s, this elegantly updated manor effortlessly blends fine craftsmanship with luxurious elements, and includes a potential home theater, a wine cellar with a tasting room, and a main-level bedroom suite easily convertible to a pool lounge. A romantic rose garden and a pool with a spa augment the pristine grounds. Located off prestigious Mountain Home Road, this garden estate balances peaceful seclusion with close proximity to shopping, dining, and commuter routes, plus highly desired Woodside Elementary (API 965) (buyer to verify eligibility). For video tour and more photos, please visit:

www.290WindingWay.com

290 WINDING WAY WOODSIDE • • • • •

5 Bedrooms 4.5 Bathrooms 4,830 Sq. Ft. Wine Cellar Rose Garden

Offered at: $6,988,000 DELEON INSIGHT

NOVEMBER 2017

DELEON LISTINGS

TIMELESS ALLURE IN FAMED LOCATION

5 CEDAR LANE WOODSIDE

Located off exclusive Mountain Home Road, this custom 4 bedroom, 4 bath residence of 3,900 sq. ft. (per county) and 1 bedroom, 1 bath guesthouse blend classic finishes, modern luxury, and vibrant gardens of over an acre (per county) within a coveted, highly walkable cul-de-sac. Though built in the 21st century, the home offers stained glass, exposed-beam ceilings, and reclaimed fixtures, creating an ambience of timeless charm. Multiple French doors open to enticing gardens with footpaths and terraces. From the natural privacy of these seemingly secluded grounds, stroll to shopping, dining, and top-ranking Woodside School (API 965), and quickly reach scenic open spaces and Highway 280 (buyer to verify eligibility).

• • • •

Offered at: $5,213,000

For video tour and more photos, please visit:

www.5CedarLane.com

NOVEMBER 2017

4 Bedrooms 4 Bathrooms 3,900 Sq. Ft. Guesthouse

DELEON INSIGHT

DELEON LISTINGS

ELEGANT SYLVAN RETREAT Nestled among heritage oaks, this architectural treasure of over 7,800 sq. ft. (per appraisal) offers 4 bedrooms, 6 full and 2 half baths, and complete privacy on grounds of 1.65 acres (per county), showcasing award-winning gardens and a resort-like pool and spa with waterfall. Perfect for grand-scale entertaining as well as family living, it features a catering-grade kitchen, a mahoganypaneled library, and expansive multi-level decks. A dazzling 16-seat dining room and a unique cocktail foyer flank the regal octagonal living room. An elevator leads to a 75-seat theater/guesthouse where hundreds of celebrated musicians and speakers have performed. Enjoy convenient access to scenic parks, highways, and top-ranking Palo Alto schools (buyer to verify eligibility). For video tour and more photos, please visit:

www.27760Edgerton.com

27760 EDGERTON ROAD LOS ALTOS HILLS • • • • •

DELEON INSIGHT

NOVEMBER 2017

4 Bedrooms 6 Bathrooms 2 Half Bathrooms 7,886 Sq. Ft. Pool/Spa

Offered at: $7,488,000 31

DELEON LISTINGS

GARDEN RETREAT WITH HISTORIC PRESTIGE Balancing woodland serenity with excellent proximity, this private residence teems with romance, history, and prestige on grounds of nearly 1.25 acres (per county). Built circa 1900 as part of a gold baron’s estate, the former carriagehouse of approx. 6,000 sq. ft. (per drawings) now boasts 5 bedrooms, 4.5 baths, a 1 bedroom, 1 bath guesthouse, and luxurious spaces integrating modern versatility with original charm. French doors open to idyllic gardens presenting a spa and a patio with a fireplace. This location on one of the most elite avenues in Silicon Valley permits easy access to world-class amenities, exclusive academies, and award-winning Las Lomitas schools (buyer to verify eligibility). For video tour and more photos, please visit:

www.399AthertonAve.com

NOVEMBER 2017

DELEON INSIGHT

399 ATHERTON AVENUE ATHERTON • • • • •

5 Bedrooms + 1 Guesthouse 4.5 Bathrooms + 1 Guesthouse 6,005 Sq. Ft. Versatile Layout Idyllic Gardens

Offered at: $4,988,000

DELEON LISTINGS

HILLTOP LUXURY WITH OLD WORLD FLAIR Let this 7 bedroom, 7.5 bath castle of 7,100 sq. ft. (per county) nestled in the beautiful hills of Saratoga transport your guests to a world of medieval romance infused with modern luxury. Resting on a hilltop estate of 3.34 acres (per county) within the gated Quail Ridge enclave, this architectural landmark flaunts a plethora of amenities worthy of Silicon Valley nobility, including multiple fireplaces, Honduran mahogany paneling, and wraparound panoramas of the Bay Area and the Santa Cruz Mountains. Quickly access nearby recreation, historic downtown Saratoga, and coveted Saratoga Union schools. Sumptuous grounds include a guesthouse, a 50-foot swimming pool, a vineyard of over 1,000 vines, and a motor court with a porte cochère and a fourcar garage.

21449 TOLL GATE ROAD SARATOGA • • • • •

7 Bedrooms 7.5 Baths Stunning Panoramas Vineyard Motor Court

Offered at: $8,988,000

For video tour and more photos, please visit:

www.21449TollGate.com

DELEON INSIGHT

NOVEMBER 2017

D E L E O N SUCCESS STORIE S

40 Montana Lane Listed at $3,688,000 Sold for $4,590,000 Over $900,000 above list price Closed in 2 days with multiple offers.

Let DeLeon Realty achieve the best results for your home.

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1425 Harker Avenue Listed at $5,988,000 Sold for $7,060,000 Over $1,000,000 above list price After expiring in 2016 under another agent, this exceptional listing in Community Center was just sold by DeLeon Platinumâ&#x20AC;&#x201D;for over $1,000,000 above list price, and more than the old asking price

Contact Michael Repka at 650.900.7000

MARKET CONDITIONS

ATHERTON Atherton Median Sales Price & Price/Sq. Ft. Ratio

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LOS ALTOS Los Altos Median Sales Price & Price/Sq. Ft. Ratio

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LOS ALTOS HILLS Los Altos Hills Median Sales Price & Price/Sq. Ft. Ratio

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DELEON INSIGHT

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MENLO PARK Menlo Park Median Sales Price & Price/Sq. Ft. Ratio

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MOUNTAIN VIEW Mountain View Median Sales Price & Price/Sq. Ft. Ratio

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PALO ALTO Palo Alto Median Sales Price & Price/Sq. Ft. Ratio

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DELEON INSIGHT

NOVEMBER 2017

MARKET CONDITIONS

PORTOLA VALLEY Portola Valley Median Sales Price & Price/Sq. Ft. Ratio

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REDWOOD CITY Redwood City Median Sales Price & Price/Sq. Ft. Ratio

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We donâ&#x20AC;&#x2122;t get great listings. We make great listings.

DeLeon Realty At DeLeon Realty, we are not limited to accepting only turn-key, luxury-grade listings. Our innovative team of specialists enables us to transform every one of our listings into a truly must-have home. Let us show you what we can do for your home. www.DELEONREALTY.com

NOVEMBER 2017

DELEON INSIGHT

MARKET CONDITIONS

SUNNYVALE Sunnyvale Median Sales Price & Price/Sq. Ft. Ratio

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WOODSIDE Woodside Median Sales Price & Price/Sq. Ft. Ratio

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DeLeon Realty will cover all of the following at no additional charge:

Staging* | Property Inspection | Pest Inspection *Includes: Design, Installation, 1 Month of Furniture Rental and Removal Our clients love the personal attention they receive from Michael Repka, from beginning to end. Additionally you will receive a suite of free services from the DeLeon Team, including interior design, construction consulting, handyman work, and dedicated marketing to local and foreign buyers.

DELEON INSIGHT

NOVEMBER 2017

COMMUNITY CALENDAR ATHERTON

FRIDAY, DECEMBER 1 Holiday Tree Lighting - Choirs, Train Rides, & Santa Join us in the Community Plaza as we light the holiday tree. Enjoy music from local high school choirs, train rides, and meet Santa! Sponsored by the Los Altos Village Association and First Friday. WHEN: 6:00-8:00pm WHERE: Downtown Los Altos, 88 Main St MORE INFO: downtownlosaltos.org

WEDNESDAY, YEAR-ROUND Wild & Wacky Wednesdays Join an all-ages program where children, as well as adults, are encouraged to learn, play, and work together. Weekly themes include science, art, cooking, celebrations, and more. WHEN: 3:30-4:30pm WHERE: Atherton Public Library, 2 Dinkelspiel Station Lane, Atherton, CA 94027 MORE INFO: Call (650)328-2422 or visit https://smcl. bibliocommons.com/events/57dc6d2d1cdd65010053ea2d

LOS ALTOS - LOS ALTOS HILLS EVERY FIRST FRIDAY, YEAR-ROUND Los Altos First Fridays This community-building event is held during the evening of the first Friday of every month. First Fridays are meant to be a fun, social evening for residents of Los Altos, Los Altos Hills, and neighboring communities. It is a great opportunity to shop, dine, and explore what the downtown area has to offer. Special promotions on local businesses plus live entertainment and food provided. WHEN: 6:00-8:00pm WHERE: Downtown Los Altos, State Street MORE INFO: http://losaltosfirstfriday.org FRIDAY, NOVEMBER 10 15th Annual Holiday Stroll Kick off your holiday shopping and enjoy an evening of friends and family in the unique shops of downtown Los Altos, plus strolling carolers and musicians. Begin or end your festive evening with dinner at one of our many restaurants. WHEN: 5:00-9:00pm WHERE: Downtown Los Altos, State Street MORE INFO: downtownlosaltos.org SUNDAY, NOVEMBER 26 Los Altos Festival of Lights Parade WHEN: 6:00pm WHERE: Downtown Los Altos, State Street MORE INFO: downtownlosaltos.org

NOVEMBER 2017

SUNDAY, DECEMBER 17 Chanukah GELT Drop Downtown Los Altos’ first ever great Chanukah GELT Drop is here! Collect as much chocolate gelt as you can, as it “rains” down from above! Have fun with Chanukah crafts and treats for everyone, and then join in the Community Menorah Lighting Ceremony, followed by the Great GELT Drop! Now, more than ever, let us unite to create light in place of darkness! Live Music! Hot sizzling latkes! Delicious sufganiyot donuts! Exciting crafts! Special coin collectors! WHEN: 5:00pm WHERE: Downtown Los Altos MORE INFO: www.JewishLosAltos.com/ChanukahDrop

MENLO PARK FRIDAY, DECEMBER 1 Holiday Tree Lighting Visit Fremont Park for the Holiday Tree Lighting presented by the City of Menlo Park and the Menlo Park Chamber of Commerce. This favorite holiday event brings the Menlo Park community together to ring in the holiday season. Come enjoy live entertainment, free hot cocoa, and the lighting of the holiday tree. If you have been good boys and girls, Santa just might make a special appearance. WHEN: 5:30-7:00pm WHERE: Fremont Park MORE INFO: http://www.menlopark.org/241/Special-events SATURDAY, DECEMBER 2 Breakfast with Santa Join us the first Saturday in December for our annual Breakfast with Santa event at the Arrillaga Family Recreation Center. Don’t forget to bring your camera

DELEON INSIGHT

COMMUNITY CALENDAR so you can get a great photo of your child with Santa. Bring an unwrapped toy for the Fire Fighters Toy Drive and receive $1 off your ticket price. Activities are cosponsored by the Menlo Park Rotary Club and the Menlo Park Fire District. WHEN: 7:30-11:30am WHERE: Arrillaga Family Recreation Center, 700 Alma St., Menlo Park, CA 94025 MORE INFO: http://www.menlopark.org/241/Special-events FRIDAY, DECEMBER 15 It’s a Wonderful Nutcracker Back by popular demand, we are thrilled to present our newest version of It’s a Wonderful Nutcracker! Conceived by Artistic Director Michael Lowe, It’s a Wonderful Nutcracker is set to the original Tchaikovsky Nutcracker score, combined with jazzy renditions from Duke Ellington, and infused with inspiration from the 1940’s Frank Capra film, “It’s a Wonderful Life.” This year’s production is filled with even more heartwarming moments and a message that unifies us all. WHEN: 7:00pm WHERE: Menlo-Atherton Performing Arts Center 555 Middlefield Road, Atherton, CA 94027 MORE INFO: http://menloweballet.org

MOUNTAIN VIEW SUNDAY, YEAR-ROUND Mountain View Farmer’s Market Mountain View is proud to have one of the best certified farmer’s markets in the Bay Area! This widely attended and acclaimed market features over 70 growers and food vendors with peak-season produce, including organic fare, plus many other offerings. WHEN: 9:00am–1:00pm WHERE: Caltrain Station (600 West Evelyn Ave) MORE INFO: Call 1-800-806-3276 or visit http://www. cafarmersmkts.com/mountain-view-farmers-market/ SUNDAY, NOVEMBER 12 Down by the Bay 5K & Tot Trot Down by the Bay 5k and Tot Trot is a unique running event for the whole family! Get dressed in your Halloween best one more time and join us at Baylands Park in Sunnyvale for our costume fun runs! Bring the whole family - runners, walkers, and strollers are welcome! Down by the Bay 5k Fun Run benefits the DELEON INSIGHT

Mountain View Parent Nursery School in providing quality early childhood education for families from all economic backgrounds. WHEN: 9:00am WHERE: Baylands Park in Sunnyvale 999 E Caribbean Dr, Sunnyvale, CA 94089 MORE INFO: https://downbythebay5k.org FRIDAY, NOVEMBER 24 Pacific Ballet Nutcracker Pacific Ballet academy proudly presents its 27th Annual Nutcracker at the Center! Our exciting production has been widely praised for its excellent choreography and dancers. Pacific Ballet’s dancers greet you as you enter the theater. See the holiday brought to life as young Clara journeys to the Land of Sweets with her Nutcracker Prince. WHERE: Mountain View Center for the Performing Arts, 500 Castro St., Mountain View, CA 94041 MORE INFO: https://tickets.mvcpa.com/eventperformances. asp?evt=152 MONDAY, DECEMBER 4 Community Tree-Lighting Celebration Celebrate the holidays with friends and family at the Mountain View Community Tree Lighting Celebration. Enjoy live holiday music, refreshments, lights, and the arrival of Santa Claus. Children can visit and have their picture taken with Santa at this free event; please bring your own camera. In the spirit of the season, guests are encouraged to bring a can of food to benefit the Community Services Agency. WHEN: 5:30-7:30pm WHERE: Civic Center Plaza, 500 Castro St., Mountain View, CA MORE INFO: http://www.mountainview.gov/depts/cs/ events/treelighting.asp WEDNESDAY, DECEMBER 20 An Irish Christmas A perfect family event. Take a journey through Christmas in Ireland with superb dancing, singing, and Irish traditional music, celebrating the international spirit of the holiday season. Featuring world champion dancers Scott Doherty and Tyler Schwartz. WHEN: 5:30-7:30pm WHERE: Mountain View Center for the Performing Arts, 500 Castro St., Mountain View, CA 94041View, CA MORE INFO: https://tickets.mvcpa.com/eventperformances |

NOVEMBER 2017

COMMUNITY CALENDAR SUNDAY, DECEMBER 10 Holiday Family Day Join us for an afternoon of artmaking and performances. Art activities are appropriate for ages 5 through adult. FREE. WHEN: 2:00-4:30pm WHERE: Palo Alto Art Center, Palo Alto, CA 94301 MORE INFO: http://www.cityofpaloalto.org/gov/depts/csd/ artcenter/cals.asp

PALO ALTO SUNDAY, YEAR-ROUND Palo Alto – California Avenue Farmer’s Market Open year-round – rain or shine! The market will be open over Thanksgiving weekend. Location: California Avenue at El Camino in Palo Alto WHEN: 9:00am – 1:00pm WHERE: California Avenue MORE INFO: http://uvfm.org/palo-alto-sundays SATURDAY, MAY-DECEMBER Downtown Palo Alto Farmer’s Market The Downtown Palo Alto Farmer’s Market is a seasonal morning market, running from the second Saturday in May through the third Saturday in December, rain or shine. Shop fresh and seasonal produce, all picked within 48 hours of being at the market. WHEN: 8:00am-12:00pm WHERE: Parking lots on Gilman St. and Hamilton Ave. MORE INFO: https://www.pafarmersmarket.org/ SUNDAY, NOVEMBER 12 Tree Walk: Gamble Garden A Sunday tree walk! Come stroll with Canopy and expert arborist, Laura Fanger, to explore the trees of one of Palo Alto’s most beloved public gardens. We’ll encounter species like the Manna Gum, Cucumber Tree, Cockspur Coral Tree, Japanese Persimmon Hachiya, and many more. This Tree Walk begins at the Elizabeth F. Gamble Garden parking lot, near the corner of Waverley Street and Embarcadero Road. WHEN: 10:00-11:30am WHERE: Elizabeth Gamble Garden, 1431 Waverley St. MORE INFO: http://canopy.org/tree-info/explore-treespecies/tree-walk-maps/ SATURDAY, DECEMBER 9 Holiday Sale Artists from the Art Center’s Open Jewelry Studio and Ceramics Programs will have original work for sale to suit all your holiday needs! Half of all proceeds benefit our studios and the Palo Alto Art Center Foundation. Admission is FREE. WHEN: 10:00am-4:00pm WHERE: Palo Alto Art Center, Palo Alto, CA 94301 MORE INFO: http://www.cityofpaloalto.org/gov/depts/csd/ artcenter/cals.asp 42

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SATURDAY, DECEMBER 16 Christmas Tree Lane This wonderful Christmas tradition was started in 1940 and has been something that the community looks forward to every year. It is recommended that you park on adjacent neighborhood streets and “stroll” down Christmas Tree Lane. If you must drive down the street, please use caution: Fulton Street is not a one-way street. Drivers, please turn off your headlamps to “park” and drive slowly down the street. Anticipate adults and children crossing Fulton Street along the lane. WHEN: Christmas Tree Lane lights and decorations are displayed (approx.) two weeks during the Christmas holidays. Christmas Tree Lane will be lighted each night from 5:00-11:00pm. WHERE: Christmas Tree Lane is located in Palo Alto. Use 1705 Fulton as your destination address. MORE INFO: http://www.christmastreelane.org

PORTOLA VALLEY THURSDAY, YEAR-ROUND Farmer’s Market Rain or shine, vendors appear in front of the Historic Schoolhouse with local, seasonal, and organic offerings, including fruits, veggies, berries, honey, flowers, artisan goods, and so much more! Hot food is available from Roli Roti and Tony’s Kettle Corn and Crepes, plus music and crafts! Enjoy the gorgeous, redwood-studded Town Center and plenty of parking. WHEN: 2:00-6:00pm WHERE: Portola Valley Town Center, 765 Portola Road, Portola Valley MORE INFO: Visit https://www.pvfarmersmarket.com or contact maggiefoard@mac.com

DELEON INSIGHT

COMMUNITY CALENDAR SATURDAY, DECEMBER 2 Portola Valley Annual Holiday Fair Woodside Priory School Performing Arts Center will host local artists, craftspeople, and non-profit groups for the Annual Portola Valley Holiday Fair. Portola Valley’s Cultural Arts Committee sponsors this event. WHEN: 10:00am-4:00pm WHERE: Woodside Priory Performing Arts Center 302 Portola Road, Portola Valley, California 94028 MORE INFO: pvholidayfair@gmail.com

REDWOOD CITY SUNDAY, YEAR-ROUND Bicycle Sundays Four miles of Cañada Road near the Crystal Springs Watershed are closed every Sunday, allowing for outdoor enjoyment by all ages. Users can stroll, jog, or rollerblade, in addition to biking. WHEN: 9:00am-3:00pm WHERE: Cañada Road (from Highway 92 to the Filoli entrance) MORE INFO: http://parks.smcgov.org/bicycle-sunday

STANFORD SATURDAY, NOVEMBER 10, 18, & 25 Stanford Football WHEN: November 10 (v. Washington) November 18 (v. CAL Berkley) November 25 (v. Notre Dame) WHERE: Stanford Stadium, 625 Nelson Rd. MORE INFO: http://www.gostanford.com/ SUNDAY, NOVEMBER 12 Stanford Philharmonia The Stanford Philharmonia presents husband and wife duo Owen Dalby, violin, and Meena Bhasin, viola. This is the West Coast premiere of new music by Anthony Burgess, the British composer-novelist best known as the author of A Clockwork Orange. WHEN: 2:30-4:30pm WHERE: Bing Concert Hall, Stanford, CA 94305 MORE INFO: https://web.stanford.edu/

DELEON INSIGHT

SUNNYVALE SATURDAY, YEAR-ROUND Sunnyvale Farmer’s Market Enjoy fresh fruits, vegetables, and arts and crafts from local growers and artisans. WHEN: 9:00am-1:00pm WHERE: Murphy Ave. MORE INFO: http://uvfm.org/sunnyvale-saturday/ FRIDAY, DECEMBER 8 Holiday Pottery Sale Browse a large selection of handmade ceramics created by local artists. Find unique holiday gifts and support the arts in Sunnyvale! WHEN: 10:00am-5:00pm WHERE: 550 East Remington Dr. Creative Arts Center Sunnyvale MORE INFO: https://www.facebook.com/ SunnyvalePotteryStudio/ SATURDAY, DECEMBER 9 Breakfast with Santa Grandparents, grandchildren, and families are invited to attend this fun, festive, delicious event! For tickets, visit the Senior Center front desk or call 408-730-7360. Eat a delicious breakfast, take a picture with Santa, make a variety of crafts and live entertainment. WHEN: 8:00am-12:00pm WHERE: Orchard Pavilion, Sunnyvale MORE INFO: http://sanjose.carpediem.cd/events/4821680breakfast-with-santa-at-sunnyvale-senior-center/

WOODSIDE SATURDAY, DECEMBER 2 Holidays with the Friends Join us to celebrate the season with a fun family event at Wunderlich Park. Enjoy ponies and a petting zoo, leather stamping ornaments, pictures with Santa & Mrs. Claus, cookie decorating, miniature horses, and live music! This is a free community event. Parking is limited. Please carpool or rideshare and be prepared to park on Woodside Road and walk in. WHEN: 1:00-4:00pm WHERE: Wunderlich County Park4040 Woodside Road MORE INFO: https://www.eventbrite.com/e/holidays-withthe-friends-tickets-38298603153 |

NOVEMBER 2017

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PRSRT STD ECRWSS U.S. POSTAGE PAID SAN JOSE, CA PERMIT #2196

DeLeon Realty 1717 Embarcadero Road Palo Alto, CA 94303

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RESIDENTIAL CUSTOMER

650.700.9000

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